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HomeMy WebLinkAboutPRE22-000140_3409 2-lot Short Plat_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 3409 2-Lot Short Plat 3409 NE 7th St PRE 22-000140 May 12, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: April 27, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: NE 7th Street Short Plat 1. The fire flow requirement for single-family homes is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears adequate existing fire hydrants will satisfy the minimum requirements. 2. The fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at building permit issuance. Credit is granted for the removal of all existing homes. 3. Fire department apparatus access roadways are adequate as they exist from the city streets. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 12, 2022 TO: Brittany Gillia, Planner FROM: Nathan Janders, Civil Engineer SUBJECT: 7th St Short Plat 3409 NE 7th St PRE22-000140 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 8011100105. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. 2. The static water pressure is approximately 79 psi at ground elevation of 382 feet. 3. There is an existing 8-inch water main located in NE 7th St that can deliver a maximum flow capacity of 2,300 GPM (see water plan No. W-188504). 4. There is an existing, ¾-inch water service and meter serving the property. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for single-family homes is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. 6. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of a separate water service (minimum 1-inch) and meter for each single family residence and each ADU. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. • The existing ¾-inch water service shall be cut and capped at the main line by City forces. A water permit is required. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. • Based on the final site and architectural plans, applicant shall verify with Renton Regional Fire Authority to determine if a residential fire sprinkler system is required in the homes in the event that the dwellings and attached garages exceed 3,600 square feet of fire area. 7. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,450.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • Per resolution 4422, The SDC fee for an ADU is assessed at 50% through December 31st, 2022. • Per resolution 4422, the service installation fee, and meter drop in fee, for and ADU is waived through December 31st 2022. • A credit will be applied to the existing services if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofR enton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in NE 7th St (see record drawing S-365902). 3. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. The ADU side sewer may connect to the side sewer on its respective parcel. 4. The existing septic system shall be decommissioned in accordance with King County Department of Health and City of Renton standards. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,500.00 per 1-inch meter. • Per resolution 4422, the SDC fee for an ADU is assessed at 50% through December 31st, 2022. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton 7. The development is within the East Renton Interceptor SAD boundary and is subject to SAD fees. All lots are subject to the SAD fee. The SAD has reached its maximum value of $316.80 per lot. Payment of these fees is required at time of civil construction permit issuance. Surface Water 1. There is an existing 12-inch stormwater main on the south side of NE 7th St near the west property line (see record drawing R-276108). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Lower Cedar River drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 9. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for a single family residence is $2,100 per lot. • Per resolution 4422, the SDC fee for an ADU is assessed at 50% through December 31st, 2022. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts NE 7th St to the north and private property on all other sides. • NE 7th St is classified as a Residential Access street. Existing right-of-way (ROW) width is approximately 60 feet according to the King County Assessors Map with an existing paved width of approximately 26 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13-feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. No dedication is anticipated for the improvements. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6- 060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 4. All new and proposed electrical or communication utilities are required to be installed underground per RMC 4-6-090. 5. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street lighting requirements. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee is $10,861.99 per single family home. i. Per resolution 4422 the impact fee for an ADU is waived through December 31st, 2022. • The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 12, 2022 TO: Pre-Application File No. 22-000140 FROM: Brittany Gillia, Associate Planner SUBJECT: 3409 2-lot Short Plat 3409 NE 7th St General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property is located at 3409 NE 7th St (APN 8011100105). The applicant is proposing to subdivide the existing 14,314 sq ft (0.33 acre) parcel into two (2) lots; Lot 7A with an area of 7,140 sq ft and Lot 7B with an area of 7,230 sq ft with the intent of developing a single-family home and a detached accessory dwelling unit (ADU) on each lot. The project site is zoned Residential-8 (R-8) and located in the Residential Medium Density land use designation. Access to each lot has been proposed via a 12’ wide joint use driveway that leads to a mirrored parking arrangement for both lots: in the submitted project narrative a two (2) car parking garage located in the rear of the primary structure and a one (1) car parking garage located in front of the ADU is proposed. The proposed site plan shows four (4) surface parking stalls on each lot in lieu of the two garages noted in the narrative. There are no critical areas mapped on the project site and the applicant is not proposing to remove any trees. Current Use: The parcel is currently developed with one (1) single family home and a detached accessory structure that are both proposed for removal. Zoning/Density Requirements: The subject property is located within the Residential-8 (R-8) zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. 3409 2-lot Short Plat Page 2 of 6 May 12, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 Density: The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. Public and private alleys are not deducted for the purpose of net density calculation. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 14,314 square feet, the 2-lot proposal arrives at a gross density of approximately 6.06 du/ac (2 lots / 0.33 gross acres = 6.06 du/ac). Based on the submitted materials provided by the applicant, the project appears to meet density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Based on the submittal materials provided by the applicant, both of the proposed lots do not appear to comply with minimum lot width requirements but do appear to comply with minimum lot size and depth requirements of the zone. The applicant will need to demonstrate compliance with the minimum lot size, width, and depth requirements of the zone based on the definitions of lot size, width, and depth (RMC 4-11-120), at the time of formal land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. One (1) ADU is permitted per legal lot. Unit size shall be determined by lot size and the size of the primary structure; the total gross floor area of the ADU shall not exceed the size stated in the Maximum Unit Size section of RMC4-3-110C or 75% of the total gross floor area of the primary structure, whichever is smaller. For the purpose of calculating maximum unit size only, the square foot calculation shall not include porches or exterior stairs. Garages attached to accessory dwellings shall be included in the square foot calculation, except for when the entirety of the living 3409 2-lot Short Plat Page 3 of 6 May 12, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 area is located above a garage. ADUs are subject to the maximum wall plate height of RMC 4-2- 110A, and associated conditions and shall not be taller than the primary structure. The lot coverage of ADUs shall not be calculated towards maximum building/lot coverage, however, the impervious coverage of ADUs are included in lot impervious coverage calculations. Compliance with the building standards for the new dwellings would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for primary structures in the R-8 zone are: Front yard: 20 feet for the primary structure; Secondary front yard: 15 feet; Rear yard: 25 feet; and Side yards: 5 feet. In the R-8 zone the required setbacks for ADUs are: Front yard: ADUs shall be set back an additional 5 feet parallel to and measured from the front facade of the primary structure and shall comply with the front yard setbacks applied to the primary structure; Rear yard: 5 feet; Side yard: 5 feet. Based on the submitted materials, the proposal appears to comply with setback regulations. Compliance with the setback standards for the new homes would be required to be demonstrated at the time of building permit review. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Street trees and landscaping are required within the Right of Way on public streets. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree planted per lot. Where there is insufficient right of way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their 3409 2-lot Short Plat Page 4 of 6 May 12, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. City of Renton tree retention regulations will be updated later this year. The project application will be required to comply with the regulations in effect at the time of formal land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Access/Parking: Access to the proposed lots is via a 12’-wide joint use driveway stemming off of NE 7th St. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for 3409 2-lot Short Plat Page 5 of 6 May 12, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). The project layout would need to be revised to comply with the shared driveway standards. If a shared driveway is proposed, the future lot abutting both NE 7th St and the shared driveway would be considered a “corner lot” and would need to meet applicable development standards, including but not limited to: lot dimensional requirements (lot width of 60 ft), yard orientation requirements (front and secondary front yards along the right of way and shared driveway tract), and residential design requirements (primary building front façade oriented toward NE 7th St with architectural features present on the façade facing the secondary front yard). Both lots would be required to take vehicular access off of the shared driveway and not directly from NE 7th St. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles and one (1) additional stall would be required for ADUs. See RMC 4-4-080F.10.d for details on parking requirements. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with driveway standards would be verified at the time of building permit review. Critical Areas: According to COR Maps there are no critical areas mapped on the project site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the short plat’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 3409 2-lot Short Plat Page 6 of 6 May 12, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs; A transportation impact fee of $10,861 per each new detached dwelling unit, not including ADUs; Renton School District Impact Fee of $2,659.00 (+5% administrative fee) per each new detached dwelling unit, not including ADUs, unless an exemption can be made under RMC 4-1-190.I.1.a; and A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit, not including ADUs. A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.